First Time Homeowner? Here's Why You Need a Will

Emma thought she had time. At 33, she'd just scraped together a £65,000 deposit for her first flat—a modest two-bedroom in Manchester worth £295,000. She and her partner of six years, Jake, had celebrated with champagne and big plans. Two weeks after moving in, Emma died unexpectedly from an undiagnosed heart condition.

Because Emma and Jake owned the property as tenants in common and she died without a will, her 50% share—£147,500—went entirely to her parents under intestacy rules. Jake, who'd contributed equally to the deposit and mortgage, now co-owned the property with Emma's parents. They wanted to sell. Jake couldn't afford to buy them out. He lost both his partner and his home within six months.

Emma's story isn't unique. In 2024, 341,068 first-time buyers purchased UK homes, yet 91% of young adults aged 18-34 believe they're too young for a will. The average first-time buyer now pays £311,034 for their property—the single biggest investment most people will ever make. Yet more young homeowners insure their phones than protect their property inheritance.

This article explains exactly why buying your first home should trigger an immediate will—not eventually, but within weeks of exchanging contracts.

The First-Time Buyer Reality Check

You've done it. After years of saving and months of stress, you've finally bought your first home.

You're part of a record 341,068 people who became first-time buyers in 2024—a 19% increase from 287,060 in 2023. The average first-time buyer is now 34 years old in England, with the age rising to 35 in London. You've invested an average of £311,034 in your property, putting down a typical deposit of £61,090 nationally (or £124,688 if you're in London).

Think about that deposit for a moment. That's years of sacrifice—skipped holidays, packed lunches, living with parents or in flatshares. Your first home is likely worth more than you'll earn in 3-5 years of full-time work.

Yet here's the sobering reality: 56% of UK adults have no will. Among 18-24 year olds, that figure rises to 91%. 60% of first-time buyers are aged 25-34—prime will-making age, yet the least likely to have one.

You've spent months securing a mortgage. You've spent weeks comparing solicitors. You've spent hundreds on surveys and valuations. Yet 15 minutes on estate planning gets postponed indefinitely.

If you died tomorrow, do you know exactly where your £300,000 investment would go?

What Actually Happens to Your Property If You Die Without a Will

Dying without a valid will means UK intestacy law decides who inherits your property—and it's probably not who you think.

Here's what happens in the most common first-time buyer scenarios.

For unmarried couples: No inheritance rights whatsoever under intestacy rules, regardless of relationship duration or financial contribution.

Sarah and David owned a £285,000 property as tenants in common, split 50/50. They'd lived together for eight years and both contributed £30,000 to the deposit. When David died without a will, his 50% share—£142,500—went entirely to his parents under intestacy rules. Not to Sarah, despite her contribution and their life together.

Citizens Advice confirms this shocking reality: "If you're not married or in a civil partnership, your partner is not entitled to inherit anything from your estate under intestacy law."

For married couples with children: Things aren't straightforward either. The first £322,000 goes to the spouse, with any remainder split between spouse and children.

If your property is worth £400,000, your spouse gets £322,000, and your children get the remaining £78,000. This creates potential forced sale situations—how can your spouse access their full inheritance while children own a stake?

For single homeowners: Your property goes to parents, then siblings, then extended family. This can trigger unexpected inheritance tax complications if the estate value exceeds thresholds.

The critical distinction between ownership types adds another layer of complexity. If you own as joint tenants, the property automatically passes to the surviving owner—your will can't override this. But if you own as tenants in common, your share passes according to your will, or under intestacy if no will exists.

Most first-time buyers don't even know which type they have. Check your title deeds now.

Even if you own as joint tenants now, circumstances change. You might want to alter this in future if you remarry, have children from different relationships, or acquire other significant assets.

The practical reality: In probate cases involving intestacy, average estate resolution takes 18-24 months versus 4-6 months with a valid will. That's over a year of legal fees eroding the estate value, family conflicts escalating, and loved ones left in limbo.

Learn more about what happens if you die without a will in the UK.

The Mortgage Complication Nobody Tells You About

Here's what your conveyancing solicitor probably didn't mention: mortgage debt doesn't die with you.

The average UK homeowner with a mortgage has outstanding debt of around £150,000. That debt must be paid from your estate before anyone inherits the property. How this happens depends entirely on your preparation.

Scenario 1: You have mortgage life insurance The policy pays the outstanding balance. Your property passes debt-free to your chosen beneficiary. Simple, clean, protected.

Scenario 2: You have no insurance, but your estate has funds Your executor must sell other assets—savings, investments, car—to clear the mortgage. Whatever remains after paying the debt goes to beneficiaries. The property itself can then pass to your chosen person.

Scenario 3: You have no insurance and insufficient funds Your lender has the legal right to force sale of the property to recover their debt. Your beneficiaries receive only what's left after the mortgage is cleared and all costs are paid.

Here's the reality check: Mortgage life insurance isn't compulsory. Many first-time buyers take out mortgages without getting any insurance, especially when cash-strapped after the deposit.

For unmarried couples, the situation becomes even more precarious. If your partner dies without a will or life insurance, you may need to:

Prove you can afford the full mortgage payment alone to avoid forced sale
Apply for a new mortgage in your sole name (re-qualifying, new fees, higher rates)
Buy out the deceased's share from their estate—which under intestacy may have gone to their parents or siblings

Meanwhile, during probate—which takes 6-18 months—who makes the mortgage payments? Most lenders agree to put the account on hold, but interest continues accruing throughout.

Consider this specific scenario: You bought a £300,000 property with a £240,000 mortgage. Your partner dies without a will or life insurance. Their 50% share (£150,000 in value) goes to their parents under intestacy rules. You're now co-owners of the property with your late partner's parents.

They're grieving and facing their own financial struggles. They want to sell to access the inheritance. You either find £150,000 immediately to buy them out, or you sell the home you just bought.

A will doesn't replace life insurance—but it ensures your share goes to someone who can realistically keep the property, not force a fire sale.

Unmarried Couples—Your Property Rights Are Shockingly Limited

Let's dismantle a dangerous myth: There is no such thing as "common law marriage" in England and Wales.

Approximately 3.6 million unmarried couples cohabit in the UK, many believing they have legal rights equivalent to marriage. They don't.

Here's the legal reality: "There are no rights for unmarried or unregistered couples under the Intestacy Rules, however long they have been in a relationship," confirms Machins Solicitors.

Property ownership type determines what happens, but not in the way you might hope.

Joint tenants: Automatic survivorship applies—the property passes to the surviving owner. But this is only the case if you've set it up this way. Check your title deeds. Many unmarried couples end up as tenants in common by default, especially if they contributed unequal amounts to the deposit.

Tenants in common: Your share passes according to intestacy—to parents, siblings, or other family members. Not your partner. Ever.

Your partner could have lived with you for 20 years. They could have contributed £50,000 to the deposit and paid half the mortgage for a decade. Under intestacy, they inherit absolutely nothing.

The only protection is the Inheritance (Provision for Family and Dependants) Act 1975. This allows claims if you've cohabited for 2+ years immediately before death. But it requires:

Expensive court application (£500 to £5,000+ in legal fees)
Proof of financial dependency
No guarantee of success—courts have discretion
12-18 months minimum for resolution
Meanwhile, your partner may be evicted by your family while the case proceeds

Alex and Jordan, both 31, bought their first flat together in Birmingham for £280,000. They owned as tenants in common, 50/50, with a £215,000 mortgage. Alex died in a cycling accident without a will.

Jordan discovered Alex's parents inherited Alex's 50% share. The parents, themselves grieving and facing financial difficulties, wanted to sell immediately to access the money. Jordan had to find £140,000 cash to buy them out—or sell the home. Six months after losing his partner, Jordan was also homeless.

A will costs £49.99 with WUHLD. A legal battle under the 1975 Act costs £5,000 minimum. The choice is obvious.

If you're unmarried and own property, learn why you need a will to protect your partner.

Joint Tenancy vs Tenants in Common—Which Do YOU Have?

Most first-time buyers have no idea which ownership type they have—yet it determines whether your will even matters for your property.

Joint tenancy explained:

You both own 100% of the property together. There are no separate "shares." When one owner dies, the property automatically passes to the surviving owner—this is called right of survivorship.

Your will cannot override this. The property bypasses your will entirely and goes straight to the co-owner, regardless of what your will says.

Joint tenancy is the common default for married couples buying together. The advantage is simplicity—automatic transfer, avoids probate, no disputes. The disadvantage is zero control. You cannot leave your "share" to children, parents, or anyone else.

Tenants in common explained:

Each person owns a specific percentage share—typically 50/50, but it can be any split like 60/40 or 70/30. Your share is part of your estate and passes according to your will.

If you have no will, your share passes under intestacy rules—which likely means it doesn't go to your co-owner.

This ownership type is common for unmarried couples, those with unequal financial contributions, blended families where you want your share to go to your own children, or friends buying together.

The advantage is full control—you can leave your share to anyone via will. The disadvantage is that without a will, intestacy complications are almost inevitable.

How to check which you have:

Check your title deeds—the document you received from the Land Registry when you completed your purchase. Look for the "proprietorship register" section.

Joint tenants: No mention of shares or "beneficial interests." The register simply lists both names as proprietors.

Tenants in common: The register will state "no disposition by a sole proprietor of the registered estate (except a trust corporation) under which capital money arises is to be registered unless authorised by an order of the court" or explicitly state percentage shares.

Alternatively, search your property on the Land Registry website for £3 to download your title register.

When to consider changing:

Getting married? You might want joint tenancy for simplicity and automatic transfer
Having children? You might want tenants in common to protect their inheritance
Relationship breakdown? Change to tenants in common before separating to protect your share
Unequal contributions? Tenants in common protects individual investments accurately

You can sever a joint tenancy by completing a Form SEV and notifying all owners and your mortgage lender. The process is straightforward but requires proper documentation.

Here's the comparison at a glance:

Feature	Joint Tenancy	Tenants in Common
Ownership	Own 100% together	Each owns specific share (e.g., 50/50)
Inheritance	Automatic to surviving owner	Passes via will or intestacy
Will control	Will cannot override	Will controls your share
Best for	Married couples wanting simplicity	Unmarried couples, unequal contributions, blended families

If you're tenants in common and have no will, your share will go under intestacy rules—probably not to your co-owner. That's the nightmare scenario Emma and Jake faced.

What Should Actually Go in Your Will as a First-Time Homeowner

A will for a first-time homeowner isn't complicated—but it must address five specific elements.

Element 1: Property distribution

If you own as tenants in common, specify who inherits your share: "I leave my 50% share in the property at 15 Oak Avenue, Bristol, to my partner Sarah Williams."

If you own as joint tenancy, consider whether you need to sever it first to gain will control over your share.

If you want the property sold rather than transferred, state this explicitly: "I direct my executors to sell the property at [address] and distribute the proceeds as follows..."

If you want someone to have the option to buy the property at market value within a specific timeframe, include this provision.

Element 2: Residuary estate

This covers everything else you own—savings, investments, car, personal possessions. You can name the same beneficiaries as your property, or different people.

Consider percentages if you have multiple beneficiaries: 50/50, thirds, or whatever split reflects your wishes.

Element 3: Executors

Choose 1-2 trusted people to administer your estate. Ideally, they shouldn't be the sole beneficiary (creates conflict of interest).

For homeowners, choose someone financially savvy enough to handle property sales or transfers, deal with mortgage companies, and manage potentially complex estate administration.

They must be 18+ and willing to serve. Ask them first.

Element 4: Guardians (if you have children)

Critical for young families who've just bought their first home. Specify who raises your children if both parents die.

Your guardians will typically receive property sale proceeds to support the children. They can be the same people as your executors, or different.

Element 5: Substitute beneficiaries

What if your first-choice beneficiary dies before you? Without a substitute, that gift fails and may pass under intestacy rules.

Example: "To my partner Alex, but if they predecease me, to my sister Emma."

Age-appropriate considerations:

Most first-time buyers under 40 have relatively simple estates—no need for complex trusts or tax planning. The standard will structure works perfectly.

Future-proof your will by using general language: "My estate" automatically covers property you'll buy later, savings you'll accumulate, and assets you don't have yet.

Update your will when you: marry, have children, divorce, acquire significant new assets, or move house.

What NOT to include:

Don't try to control joint tenancy property—it's automatic and your will can't change this.

Don't include funeral wishes—they're not legally binding in a will. Write a separate letter of wishes.

Don't include explanations or justifications for your choices—this increases challenge risk.

Don't include conditional bequests like "only if they quit smoking"—these are legally problematic and may be unenforceable.

Here's an example: Tom, 29, bought a £270,000 flat as tenants in common with his girlfriend Sarah. His will states:

"I leave my 50% share in the property at 15 Oak Avenue, Bristol, BS1 2AB, to Sarah Williams of the same address, but if she predeceases me, I leave this share to my sister Rebecca Chen of 42 High Street, London. I appoint my father David Thompson as executor. I leave the remainder of my estate to Sarah Williams."

Simple, clear, legally sound.

The Inheritance Tax Question for First-Time Buyers

Most first-time buyers won't face inheritance tax—but you should understand the thresholds.

For the 2024/25 tax year, the Nil Rate Band is £325,000—this covers all your assets, including property. There's an additional Residence Nil Rate Band of £175,000 when you leave your home to direct descendants (children or grandchildren).

Combined, you have a £500,000 individual allowance, or £1 million for married couples and civil partners. These thresholds are frozen until April 2030.

When might first-time buyers face inheritance tax?

London and South East buyers with higher property values might approach or exceed thresholds.

Emma bought a £450,000 flat in London. She has £30,000 in savings and a £15,000 car. Total estate: £495,000.

If she leaves everything to her parents, inheritance tax applies on amounts above £325,000 (£170,000 taxable at 40% = £68,000 tax bill).

If she had children and left the property to them, no inheritance tax would apply—covered by the £500,000 combined allowance.

Spouse and civil partner exemption:

There's no inheritance tax on assets left to your spouse or civil partner, regardless of value. Any unused allowance transfers to the surviving spouse, giving them up to £1 million in allowances.

Crucially: Unmarried partners have no exemption. Inheritance tax applies above the thresholds, even if you've lived together for decades.

The rate: 40% on amounts above the threshold.

Using Emma's example: £170,000 × 40% = £68,000. This must be paid before property or assets can be distributed. Often, this requires beneficiaries to take out loans or forces estate sales.

Your will's role in inheritance tax planning:

It ensures assets go to your spouse (tax-exempt) rather than parents (potentially taxable).

For unmarried couples, it demonstrates your wishes clearly, even if inheritance tax applies to the transfer.

It future-proofs: Your £311,000 property today could be worth £500,000+ in 10-15 years. Property appreciation may push you into inheritance tax territory unexpectedly.

Even if your estate is below inheritance tax thresholds now, a will ensures your property goes to the right person and avoids the intestacy nightmare that could cost your loved ones thousands in legal fees.

Life Insurance vs. a Will—You Need BOTH

Many first-time buyers think, "I have life insurance through my mortgage—that's enough." It's not.

What life insurance does:

It provides cash to pay off your mortgage debt, so the property passes debt-free to whoever inherits it. It gives surviving partners or beneficiaries a financial cushion to maintain the property and cover living expenses.

Typical mortgage life insurance is decreasing term cover that mirrors your mortgage balance. Average cost: £20-25 per month for basic coverage.

Critical understanding: Life insurance pays money. It doesn't control who receives your estate.

What a will does:

It controls who inherits your property share. It names the executor who manages your estate administration. It appoints guardians for your children if you have any. It prevents intestacy complications entirely.

Cost: One-time £49.99 with WUHLD.

Why you need both:

Scenario: You have £200,000 life insurance but no will. You die, and the insurance pays off the mortgage. Your property is now debt-free—but it passes under intestacy rules. For unmarried couples, this means it goes to your parents, not your partner. Your partner ends up with a debt-free property they don't legally own.

Reverse scenario: You have a will leaving everything to your partner, but no life insurance. Your partner inherits your property share but faces a £180,000 outstanding mortgage they can't afford alone. The property must be sold to clear the debt.

Combined protection: Your will directs the property to the right person. Life insurance ensures they can afford to keep it.

The reality check:

Mortgage life insurance is not mandatory. Many first-time buyers skip it due to cost, especially when cash-strapped after the deposit and moving expenses.

Even fewer have standalone life insurance beyond mortgage protection—income replacement cover that provides for dependents long-term.

The result: Survivors inherit debt-laden properties they can't maintain or are forced to sell at the worst possible time.

Priority order for first-time buyers:

Will (£49.99) ← Protects who inherits. Start here. You can do this today.
Mortgage life insurance (£20-25/month) ← Clears the debt so inheritance is possible
Broader life insurance ← Income replacement and long-term financial security

You can write a will this afternoon. Book a life insurance comparison next week. Do both within a month of buying your home.

Learn more about how much a will costs in the UK and why WUHLD offers the most affordable option.

When to Update Your Will as Your Property Journey Evolves

Writing a will when you buy your first home isn't a one-time task—five life events should trigger immediate updates.

Update trigger 1: Getting married or entering civil partnership

Marriage automatically revokes existing wills in England and Wales (unless the will specifically states it's made "in contemplation of marriage"). You must write a new will after marriage.

You may also want to change from tenants in common to joint tenancy for automatic survivorship—or stay as tenants in common if you have children from previous relationships.

Update trigger 2: Having children

Add guardianship provisions immediately. Update your beneficiaries—do you want everything to go to your spouse, or split between spouse and children? Ensure property provisions support your children financially if both parents die.

Update trigger 3: Divorce or relationship breakdown

Divorce revokes gifts to your ex-spouse, but not to their family members. If you've left anything to your ex-spouse's parents or siblings, update your will.

If you split from an unmarried partner, your will remains completely valid—it doesn't automatically revoke gifts to them. You must actively update it.

Consider severing joint tenancy if you're separating, to protect your share from automatically passing to your ex-partner.

Update trigger 4: Moving house

If your will states "my property at 15 Oak Avenue, Bristol," this becomes outdated when you move.

Better wording in your original will: "my primary residence" or "any property I own at the date of my death." This automatically updates as your property changes.

If you own multiple properties, you must specify which goes where: "my primary residence to my spouse, my rental property to my children."

Update trigger 5: Significant property value increase

Property appreciation might push your estate above inheritance tax thresholds. Your £300,000 first home could be worth £480,000 ten years later—approaching the £500,000 threshold.

Review beneficiaries to optimize your tax position. Consider whether leaving property to children (residence nil rate band applies) versus parents (only basic nil rate band) affects the tax bill.

Recommended review schedule:

Review your will every 2-3 years minimum, even if nothing major changes. Always review after: marriage, having children, divorce, moving house, or when your estate value increases significantly.

With WUHLD, updating a will is as simple as creating your first one—online, affordable, completed in minutes.

How to Write Your Will in 15 Minutes (Not 6 Months)

You spent six months getting mortgage approval. You can protect that investment in 15 minutes.

The old way (why people procrastinate):

Traditional solicitor wills cost an average of £650+ for couples. The process requires multiple appointments—initial consultation to discuss your wishes, draft review session several weeks later, and formal signing ceremony.

Timeline: 4-8 weeks from first contact to completed will. You must take time off work for daytime appointments. The formal office environment feels intimidating for many young people.

The result: "I'll do it later when I have time." Later never comes.

The modern way (WUHLD's approach):

WUHLD's online service is 100% online and takes just 15 minutes to complete. You work through simple questions step-by-step, at your own pace, in your own home.

You preview your complete will entirely free—no credit card required. You only pay £49.99 once you're completely satisfied with what you've created.

The will is legally valid across the entire UK (England, Wales, Scotland, Northern Ireland). You receive four documents: your will, a witness guide explaining how to execute it properly, a testator guide with important information, and an estate information sheet.

No subscriptions. No hidden fees. No upsells to expensive "premium" services.

What you'll actually do:

Answer questions about your property: address, ownership type, who should inherit your share
Name your executors—1-2 people you trust to administer your estate
Specify residuary estate beneficiaries—who gets everything beyond the property
Add guardians if you have children under 18
Review your complete will preview, showing exactly what you've created
Pay £49.99 and download your will instantly
Print it, sign it with two adult witnesses present, and store it safely

Why this matters now, not later:

You've just made the biggest financial commitment of your life—a £250,000 to £350,000 investment representing years of sacrifice.

If you died tomorrow, would your property go to the right person? If you're not certain, you need a will today.

Every day without a will is a day your partner, children, or loved ones are vulnerable to intestacy chaos. Think of Emma's partner Jake—he lost both his partner and his home because Emma thought she had time.

15 minutes this afternoon versus 18 months of legal battles for your family. The choice is obvious.

Frequently Asked Questions

Q: Do first-time buyers actually need a will, or can I wait a few years?

A: You need a will now. If you own property—especially as tenants in common or if you're unmarried—dying without a will means intestacy rules control who inherits your share. Your partner could inherit nothing, forcing them to buy out your family or sell the home. Waiting increases the risk that your £311,000 investment goes to the wrong person.

Q: What happens to my property if I die without a will?

A: UK intestacy law determines inheritance. Unmarried partners inherit nothing—your share goes to parents or siblings. Married couples see the first £322,000 go to the spouse, with any remainder split. If you own as tenants in common without a will, your family inherits your share, not your co-owner. This can force property sales and create years of legal battles.

Q: What's the difference between joint tenancy and tenants in common?

A: Joint tenancy means you own 100% together with automatic survivorship—property passes to the surviving owner, bypassing your will. Tenants in common means each owns a specific share (typically 50/50) that passes via your will or intestacy. Check your title deeds to see which you have. If you're tenants in common without a will, intestacy rules apply to your share.

Q: Is life insurance enough, or do I also need a will?

A: You need both. Life insurance pays off your mortgage debt, but doesn't control who inherits your property. A will specifies who receives your estate. Without a will, insurance money clears the debt but intestacy rules still determine inheritance—your partner might end up with a debt-free property they don't legally own.

Q: Can my unmarried partner automatically inherit my house?

A: Not under intestacy law. There's no such thing as "common law marriage" in England and Wales. If you die without a will and own as tenants in common, your partner inherits nothing—your share goes to your family. The only protection is making a will that leaves your share to your partner, or owning as joint tenants (which provides automatic survivorship).

Protect Your Home, Protect Your Future

You've just made the biggest financial investment of your life—a £311,000 property that represents years of saving and sacrifice. Here's what you need to do in the next 48 hours to protect it:

Check your property ownership type today. Find your title deeds and look at the proprietorship register. Are you joint tenants (automatic survivorship) or tenants in common (your share passes via will)? If you don't know, you're at risk.
If you're unmarried and own as tenants in common, you need a will immediately. Without one, your partner inherits nothing when you die—your parents or siblings inherit your share instead, potentially forcing a sale of your shared home.
Write your will this week—not next month, not next year. WUHLD's online service takes 15 minutes and costs £49.99. You'll preview your complete will free before paying. No appointments, no expensive solicitors, no excuses.
Review your life insurance and mortgage protection. Life insurance pays off debt; your will controls who inherits. You need both for complete protection.
Update your will after major life changes. Marriage, children, divorce, moving house, or significant property value increases all trigger the need for review.

Emma's partner Jake lost both the woman he loved and the home they'd built together because she thought she had time. You do have time—15 minutes this afternoon.

The question isn't whether you can afford to make a will. It's whether your loved ones can afford for you not to.

Your first home represents your life savings, your future, and your security. Protect it with the same care you took in buying it.

For just £49.99 (versus £650+ for a solicitor), you'll get:

Your complete, legally binding will
A 12-page Testator Guide explaining how to execute your will properly
A Witness Guide to give to your witnesses
A Complete Asset Inventory document

You can preview your entire will free before paying anything—no credit card required.

Your property goes to the person you choose, not the person the government chooses.

Preview Your Will Free – No Payment Required

Legal Disclaimer: This article provides general information about wills, property ownership, and UK intestacy law. It does not constitute legal advice specific to your individual circumstances. These rules are accurate as of October 2025. For complex estates, contested ownership, or advice tailored to your situation, please consult a qualified solicitor. WUHLD's online will service is suitable for straightforward UK estates; complex situations involving business ownership, overseas assets, or complicated family structures may require professional legal advice.

Sources: